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COMPOSITE REPORT - Page 2 APPLICATION NO. <br /> STAFF COMMENTS <br /> REGIONAL PLANNING <br /> Petition 6958. This proposed commercial rezoning is in an agricultural preservation area of the Town <br /> of Christiania. The site contains a farmhouse, barn and other typical farm buildings. The adopted <br /> town/county policy for this proposal is: <br /> 2. Commercial and Manufacturing Areas are not specifically mapped, but will be <br /> determined by these policies: <br /> a. To prohibit strip development. <br /> b. To allow some home businesses which will be reviewed on the basis of their present <br /> and probable future impact on surrounding land uses. In considering rezoning for such uses, <br /> conditions should be attached that assure: <br /> - proper business access <br /> - visual compatibility with surround area <br /> - restrictions on expansion or re-use <br /> To rezone only the minimum area needed and use the least intensive zoning district <br /> possible. <br /> To limit the rezoning only for the original applicant. <br /> Staff comments relative to the policy criteria: <br /> a. This may not technically be strip development, but it is the type of decision which leads to strip <br /> development. The C-1 parcel to the west is another farmstead rezoned for commercial uses <br /> several years ago. The C-2 and M-1 parcel to the northwest is a salvage yard business. There are <br /> three business entrances onto USH 12 within 1/4 mile. The C-1 zoning to the north was approved <br /> in 1995. However, there has been no development. <br /> b. Businesses which require C-1 Commercial zoning are not"home businesses."If C-1 zoning can <br /> be rationalized for this location, it needs to have conditions on the rezoning because many of the <br /> C-1 permitted uses would be incompatible at this location. <br /> - Access to the site should be limited to the Rodney Drive intersection with USH 12 to <br /> minimize the conflicting traffic movements. <br /> - Visual compatibility would be maintained by requiring all activities to be limited to the <br /> existing buildings on site. (C-1 zoning could allow leveling of the site and construction of a <br /> new store.) <br /> - If the site is rezoned, it should be conditionally rezoned for the specific uses required. Thus, <br /> any further expansion or change of use would require public review and hearing similar to a <br /> rezone. <br /> - As noted above, C-1 Commercial allows many very intensive commercial uses; therefore, <br /> conditional rezoning should be used. <br /> - With over 18 acres zoned C-1 since 1995,but not developed, there does not appear to be <br /> any rationale for this proposed expansion of the C-1 area <br /> ENVIRONMENTAL HEALTH (septic, etc.) <br /> None <br />